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SB 326 & SB 721 Balcony Inspections

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California Balcony Inspections for HOAs, Property Managers, Building Owners and Buyers

California’s SB 326 and SB 721 laws require qualifying multifamily properties to have exterior elevated elements inspected for safety, deterioration and water-related damage.

We provide professional balcony and exterior elevated element inspections to help property managers, HOA boards and building owners understand their compliance responsibilities. We can also assist buyers who need to confirm a condominium or multifamily property’s inspection status before closing.

 

What is SB 326 & SB 721?

SB 326 and SB 721 are California laws created to improve the safety of balconies, decks, walkways, stairways and other elevated exterior structures on qualifying multifamily buildings.

These structures are exposed to rain, moisture and changing weather conditions. Over time, water intrusion can damage waterproofing systems and contribute to deterioration, fungal decay, corrosion or loss of strength in concealed load-bearing components.

Who is required to comply

Condominium Associations and HOAs

SB 326 generally applies to condominium projects and common-interest developments containing three or more attached multifamily dwelling units with qualifying exterior elevated elements.

The association is responsible for inspecting elements for which it has maintenance or repair responsibility. HOA boards should maintain previous inspection reports, repair records, reserve studies and documentation related to balconies and other exterior elevated elements.

Apartment and Multifamily Building Owners

SB 721 generally applies to buildings containing three or more multifamily dwelling units that are not common-interest developments governed by SB 326.

The building owner is responsible for arranging the inspection, maintaining the reports and completing required repairs.

Compliance deadlines

SB 326 Deadlines

The first SB 326 inspection was required to be completed by January 1, 2025. Subsequent inspections are required at least once every nine years and should be coordinated with the association’s reserve study inspection.

For qualifying newer buildings with a building permit application submitted on or after January 1, 2020, the initial inspection is generally required no later than six years after the certificate of occupancy is issued.

SB 721 Deadlines

Under the current statewide statute, the first SB 721 inspection must be completed by January 1, 2026, with subsequent inspections required every six years.

For qualifying buildings with a building permit application submitted on or after January 1, 2019, the first inspection is generally required no later than six years after the certificate of occupancy is issued.

What gets inspected

SB 326 and SB 721 apply to qualifying exterior elevated elements and their associated load-bearing and waterproofing components.

Depending on the property and applicable law, these elements may include:

  • Balconies
  • Decks
  • Porches
  • Exterior stairways
  • Exterior walkways
  • Entry structures
  • Landings
  • Railings
  • Supports
  • Connections to the building
  • Associated waterproofing systems

HOA & property manager reports

After the inspection, a written compliance report is prepared for the association, building owner or designated representative.

The report documents the condition of the sampled exterior elevated elements and provides a record for planning, repairs and future inspections.

Depending on the applicable law, the report may include:

  • Inspection date
  • Property information
  • Types of exterior elevated elements
  • Locations or sample inspected
  • Identification of load-bearing components
  • Identification of associated waterproofing systems
  • Current physical condition
  • Photographs
  • Test results, when applicable
  • Expected future performance
  • Projected service life
  • Recommendations for further investigation
  • Repair or replacement recommendations
  • Identification of immediate safety threats
  • Access restrictions or emergency measures, if necessary
  • Inspector’s signature or professional stamp

Buyer due diligence during escrow

Required balcony inspections are becoming an important due-diligence issue for buyers of condominiums, apartment buildings and other multifamily properties.

An expired, missing or incomplete inspection may affect:

  • The buyer’s understanding of the property
  • Anticipated repair costs
  • HOA reserves
  • Future special assessments
  • Insurance considerations
  • Negotiations
  • The timing of closing

Escrow coordination & direct reporting

We can coordinate with the parties involved in the transaction to help obtain, prepare and deliver the necessary inspection documentation.

Depending on the project and authorized scope, coordination may include:

  • Communicating with the property manager
  • Coordinating access with the HOA or building owner
  • Reviewing available inspection records
  • Scheduling the inspection around escrow deadlines
  • Providing the completed report to authorized parties
  • Responding to technical questions about the findings
  • Documenting recommended repairs
  • Providing additional documentation when available
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Frequently Asked Questions

What is an exterior elevated element?

An exterior elevated element is a qualifying exterior structure intended for human use, such as a balcony, deck, porch, stairway, walkway or entry structure. The applicable laws generally cover elements more than six feet above ground that rely substantially on wood or wood-based materials for structural support.

SB 326 generally applies to condominium associations and qualifying common-interest developments. SB 721 generally applies to apartment and multifamily rental buildings containing three or more dwelling units. The laws also have different sampling, reporting and recurring inspection requirements.

Under SB 326, the condominium or HOA association is responsible. Under SB 721, the building owner is responsible. Property managers may coordinate the inspection on their behalf.

SB 326 inspections are generally required every nine years. SB 721 inspections are generally required every six years. Local requirements may be stricter.

The initial statewide SB 326 inspection deadline was January 1, 2025. Associations that have not completed the inspection should act promptly and confirm requirements with their local jurisdiction.

Under the current statewide statute, qualifying buildings must complete the initial SB 721 inspection by January 1, 2026. Local jurisdictions may impose additional or earlier requirements.

Not necessarily. SB 326 requires a random, statistically significant sample. SB 721 requires at least 15% of each type of qualifying exterior elevated element. Additional elements may be inspected when conditions warrant further evaluation.

Immediate safety threats may require access restrictions, emergency repairs, shoring and notification to the local enforcement agency. The responsible association or owner must take the required preventive measures.

What to Expect

1

Request a Proposal or Call Us

Complete the proposal request form or call us directly. Provide the property address, building type, number of units, number and types of exterior elevated elements, and any previous inspection reports.

2

Coordinate and Complete the Inspection

We will review the project information, confirm the inspection scope, provide a proposal and coordinate access with the HOA, property manager, building owner or authorized representative.

3

Receive the Compliance Report

You will receive a written report documenting the elements inspected, observed conditions, professional opinions and applicable recommendations.

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